Sulby Road, Welford

An attractive ring-fenced pasture farm with a 4 bed farmhouse for modernisation and a range of buildings, some suitable for conversion (subject to planning). For sale as a whole or in 2 lots.

Lot 1: £1,000,000 (One Million Pounds) comprises the farmhouse, garden, traditional and steel portal frame buildings centred around a concrete and hardcore yard, together with two parcels of land extending to approximately 23.91 acres (9.68ha).

Lot 2: £600,000 (Six Hundred Thousand Pounds) comprises approximately 57.78 acres (23.38ha) of permanent pasture, provided over 6 conveniently sized parcels.

Features - •4 Bedroom Farmhouse (2,576 sq ft)
•3,597 sqft of Traditional brick outbuildings
•5,924 sq.ft modern steel portal frame buildings
•80 acres of productive pasture land
•Elevated position with far reaching views
•Close to A14/M6/M1

Situation - Distances approximate:
•A14 – 2.5 miles
•Market Harborough – 9 miles
•Rugby - 14 miles
•Leicester - 16 miles
•Northampton - 18 miles
•London - 90 miles
Hill House Farm is situated off the Sulby road on the edge of Welford on the Leicestershire and Northamptonshire border. Husbands Bosworth is 2 miles to the north with a good range of everyday services. Rugby and the M1/M6 is situated 13 miles west offers a main line railway station with access to Birmingham and London (approximately 1 hour).
Junction 1 of the A14 is situated approximately 2.5 miles to the south, while Junction 20 of the M1 at Lutterworth is approximately 8 miles to the west which provides access to wider road network links including the M6.
London is approximately 87 miles to the south via the M1 and the centre of Birmingham is approximately 42 miles to the west via the M6.
The property is shown in further detail in the Location Plan.

Description - Hill House Farm is a ring-fenced residential pasture farm in two distinct parcels either side of the Sulby Road. The property benefits from a useful range of traditional buildings suitable for conversion (subject to obtaining the relevant planning permissions). The farm stands in an elevated position above Welford with convenient access to local amenities in Welford including a convenience store, Post Office and public houses.
The Greenley Beef Shorthorns and Treverton Longhorn herds were established at Hill House Farm. The prize-winning herds have won awards such as the Three Counties champion and had multiple successes at the Longhorn Cattle Society’s Annual Spring Show & Sale at Worcester.
The farm extends to just over 81 acres and is available in two lots. Lot 1 is shown on the plan coloured red, while Lot 2 is coloured blue and is described below.

Lot 1 (Shaded Red)
Lot 1 comprises the farmhouse, garden, traditional and steel portal frame buildings centred around a concrete and hardcore yard, together with two parcels of land extending to approximately 23.91 acres (9.68ha). Access to Lot 1 can be gained via Sulby Road, while internal access is via field gates.
Farmhouse
The detached four-bedroom farmhouse is of brick construction under a tiled roof with south facing gardens to the front of the house. The house extends to approximately 2,576 sq ft (239 sq.m) and benefits from far reaching views over the Northamptonshire countryside and would benefit from refurbishment and modernisation.

The accommodation is shown on the floorplan and comprises:

Ground Floor:
Coal shed
Outside W/C
Kitchen
Reception Room
Drawing Room
Conservatory
Sitting Room
Dining Room
Pantry
Stairs down to the cellar

First Floor:
Bedroom 1 with cupboards
Bedroom 2 with cupboards
Bedroom 3 with cupboards
Bedroom 4 with stairs to a storeroom
Family Bathroom

Outside
Access is gained the via a hardcore drive which provides further access to the farmyard and courtyard with the traditional buildings. The lawned south facing garden lies to the front of the house and is enclosed by a brick wall that doubles as one of the traditional barn walls, mature hedgerows and fencing.

Farm Buildings - The farm buildings benefit from mains water and electricity and are shown on the numbered inset plan and the detailed plans.

Asbestos - An Asbestos report has been carried out and can be made available by the selling agent upon request.

Building Schedule - Number Building Sq.ft
1. Workshop 168
2. Old Cowshed 334
3. Open Shed 504
4. Pig Pen 120
5. Open Barn 444
6. Stables 557
7. Barn (provided over two storeys)8621
8. Cow Shed 1786
9. Rearing Shed 4138
TOTAL: 16,672

The buildings have varied roof constructions, including corrugated fibre cement sheets, and corrugated asbestos sheets.
A brick hovel is situated just off the Sulby Road and can be found in SP6481 5812, this building benefits from mains water and is suitable for conversion, subject to obtaining the relevant planning permissions.

Planning Permission - Barn 6 and 7, previously had the benefit of full planning permission (REF: 03/01365/FUL) for the conversion to a four-bedroom residential dwelling in 2003 but has since lapsed. No works to the buildings implementing the planning permission were commenced.



Land Grade - The land is all down to pasture across 8 fields enclosed by mature hedgerows and stockproof fencing, all fields benefit from mains fed drinking troughs.
Much of the land is classified as Grade 3 with a band running the length of the western boundary classified as Grade 2. The soil described as a slowly permeable, seasonally wet but base-rich loam and clay soil.

Lot 2 (Shaded Blue) - Situated on the northern side of Sulby Road, Lot 2 comprises approximately 57.78 acres (23.38ha) of permanent pasture, provided over 6 conveniently sized parcels. The land can be accessed by the field gates from Sulby Road and internal access is provided by further field gates.
All field parcels benefit from mains fed water troughs and bordered by a mixture of established hedgerows, mature trees and post and wire fences.

Schedule Of Acreages - Lot Field No. Description Area (ac) Area (ha)
1SP6481 4213House, Buildings, Yard and Small Paddock1.880.76
1SP6480 5592Pasture 11.22 4.54
1SP6481 5812Pasture 10.81 4.37
2SP6481 5932Pasture 10.79 4.37
2SP6481 4134Pasture 8.22 3.33
2SP6481 4452Pasture 8.32 3.37
2SP6481 6846Pasture 8.33 3.37
2SP6481 7758Pasture 10.32 4.18
2SP6481 4866Pasture 11.79 4.77
Total81.68 33.06

General Information - Tenure & Possession
The property will be sold freehold with vacant possession given upon completion.

Services
The property is serviced by mains water (Anglian) and mains electricity, while the drainage supply is a septic tank. The house is serviced by an oil-fired central heating system on the ground floor only.

All field drinking troughs are fed from the same mains water supply as the house. The purchasers should make their own enquiries as to availability and adequacy of the services.

Method of Sale & Lotting :

The property is offered for sale by private treaty as a whole or in 2 lots and any interested party should submit their offers to the Agent’s Rugby Office.

The property is available as a whole or in 2 lots.

The vendor reserves the right to offer the property for sale in any other order than that described in these particulars, subdivide, amalgamate or withdraw the property from sale without prior notice.

Plan Area & Description - The property is sold as Title Numbers LT430958 & LT430959. The plan, area and description are believed to be correct in every way, but no claim will be entertained by the vendor or the agents in respect of any error, omissions and misdescriptions.

Countryside Stewardship Agreement - The land is sold subject to an existing CSS agreement until December 2027 generating £1,394.57 p/a. The purchaser(s) will take to the agreement upon completion. Further information can be made available from the selling agent. The options are as follows:
BE3 – Management of Hedgerows
GS17 – Lenient Grazing Supplement
GS2 – Permanent Grassland with Very Low Inputs (Outside SDA)

Severn Trent Environmental Protection Scheme (Step - The land is sold subject to the STEPS agreement Feeding Farmland Birds – Enhancing diversity in existing grassland. There a no further payments due under this scheme, however there are responsibilities for maintenance which remain in force until August 2025.
Further information can be made available from the selling agent.

Right Of Way Etc - The Canal and River Trust hold a right of way across SP6481 5592. Further information can be made available from the selling agent. The farm is sold subject to and with the benefit of all existing rights, including rights of way, whether public or private, light, support, drainage, water and electricity supplies and other rights, easements, and all wayleaves whether referred to or not in these Particulars.

Rural Land Register - The land is registered with the Rural Land Register and the fields will be transferred to the purchaser upon completion. The vendors will retain the historic element of the Basic Payment Scheme payments.

Epc Rating - Hill House Farm has an EPC rating of E with a potential of B.

Council Tax - Local Authority & Utility Companies
Harborough District Council Tel.
Anglian Water Tel.
Western Power Tel.

Sporting, Timber & Mineral Rights - All rights are believed to be held with the freehold owner and will be included within the sale.

Farm Sale - The vendor reserves the right to hold a farm sale prior to completion. No date has yet been set.

Fixture And Fittings - Only those items specifically mentioned in the sales particulars are included within the sale or the items are specifically excluded.

Whatthreewords - Using the WhatThreeWords app the following will take you to the drive entrance: ///parrot.peroxide.checked

Vendors Solicitors - Rothera Bray
36-42 Humberstone Road,
Leicester
LE5 0AE

Viewing - Viewing is strictly by appointment by contacting Henry Martin or Charlie Morton on or email . Please note this is working arable and livestock farm therefore appropriate health and safety advice and security measures must be taken.

Amc - If you would like to discuss financing a purchase of agricultural land, please speak to one of our AMC agents (James Collier or Andrew Pinny) who will be happy to discuss this with you and make an introduction to AMC on your behalf.